2007 Annual Report

A MESSAGE FROM ASSESSOR TOM J. SLAVICH This annual report provides general information regarding California property ass...

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A MESSAGE FROM ASSESSOR TOM J. SLAVICH This annual report provides general information regarding California property assessment and property tax issues, as well as San Benito County statistics regarding assessments and property values. My staff and I are committed to providing a timely, accurate, consistent and fair assessment roll to the citizens and property taxpayers in the county. The staff in this office is also very proud of the public service we offer to anyone inquiring about the assessment of property; this includes phone calls, counter duty, web site inquiries and on-site property visits. The net assessment roll, which excludes utilities experienced a 6.4% increase over last year reflecting a net increase of nearly $400 million. The total net taxable value exceeded $6.65 billion for the 2007-08 tax year. Business values increased 11.1% over the prior year due to expansion of food production facilities. Home residential sales were active during the beginning of 2006 with the cooling down of the real estate market to close out the year. Due to this slowdown and softening in the market we have temporarily reduced the taxable value of 432 parcels to conform with the requirements of Proposition 8. This Proposition provides property owners the lower of fair market value of their property as of January 1, 2007 or the taxable value as determined at the time of purchase. We will continue to monitor these properties annually. Our staff will also continue to monitor sales prices during the calendar year of 2007 to determine if further reductions in value are warranted for the 2008-2009 tax year. My thanks to the entire Assessor’s Office staff for their hard work and dedication to this office and the citizens of San Benito County. A special thanks and recognition to the Board of Supervisors for their support of our office. Sincerely,

Tom J. Slavich Assessor

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2007-2008 COUNTY TAXABLE VALUES BY PROPERTY TYPE (INCLUDES SECURED & UNSECURED ROLLS - EXCLUDES UTILITIES)

LAND IMPROVEMENTS

2006-2007 TAXABLE VALUE

2007-2008 TAXABLE VALUE

AMOUNT INCREASE (DECREASE)

PERCENT INCREASE (DECREASE)

$2,591,310,277

$2,790,295,027

$198,984,750

7.7%

3,554,897,784

3,729,926,382

175,028,598

4.9%

242,662,563

269,488,188

26,825,625

11.1%

$6,388,870,624

$6,789,709,597

$ 400,838,973

6.3%

$

$

$ <1,138,200>

<1.7%>

PERSONAL PROPERTY GROSS COUNTY VALUES

LESS EXEMPTIONS HOMEOWNERS MISC. TOTAL EXEMPTIONS NET COUNTY VALUES

67,814,600 66,855,156

66,676,400 70,035,194

$ 134,669,756

$

$ 6,254,200,868

$ 6,652,998,003

2

136,711,594

3,180,038

4.8%

2,041,838

1.5%

$ 398,797,135

6.4%

$

2007-2008 TAXABLE VALUES BY SCHOOL DISTRICT BEFORE EXEMPTIONS (INCLUDES SECURED & UNSECURED ROLLS - EXCLUDES UTILITIES)

2006-2007 TAXABLE VALUE

2007-2008 TAXABLE VALUE

$998,347,818

$1,052,476,015

$54,128,197

5.4%

BITTERWATER

38,016,451

39,610,085

1,593,634

4.2%

CIENEGA

59,735,255

59,020,780

<714,475>

<1.2%>

COALINGA

873,592

887,009

13,417

1.5%

HOLLISTER

4,080,695,566

4,346,858,906

266,163,340

6.5%

JEFFERSON

32,868,093

30,902,208

610,386,903

658,313,707

47,926,804

7.9%

41,421,264

45,202,549

3,781,285

9.1%

SOUTHSIDE

279,617,236

290,797,430

11,180,194

4.0%

TRES PINOS

137,560,816

151,525,794

13,964,978

10.2%

WILLOW GROVE

109,347,630

114,115,114

4,767,484

4.4%

$6,388,870,624

$6,789,709,597

$400,838,973

6.3%

$3,165,164,577

$3,361,184,476

$196,019,899

6.2%

$153,474,743

$ 172,684,709

$ 19,209,966

12.5%

AROMAS/SAN JUAN

NORTH COUNTY PANOCHE

TOTALS

(1)

(1)

CITY OF HOLLISTER CITY OF SAN JUAN BAUTISTA

AMOUNT INCREASE (DECREASE)

<1,965,885>

PERCENT INCREASE (DECREASE)

<6.0%>

NOTE (1) - THESE TOTALS ARE INCLUDED IN THE ABOVE SCHOOL DISTRICT VALUES.

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2007-2008 TAXABLE VALUES BY TYPE OF PROPERTY INCLUDES SECURED ROLL ONLY TYPE OF PROPERTY

TAXABLE VALUE BEFORE EXEMPTIONS

PARCELS

INDUSTRIAL

255

$ 413,999,912

COMMERCIAL

591

$ 415,278,666

4540

$ 928,448,437

14,123

$4,815,953,407

19,509

$6,573,680,422

AGRICULTURAL

RESIDENTIAL TOTAL

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SAN BENITO COUNTY STATISTICS SAN BENITO COUNTY WAS FORMED IN 1874 FROM A PORTION OF MONTEREY COUNTY. THE COUNTY ALSO EXPANDED IN 1887 WHEN PORTIONS OF MERCED AND FRESNO COUNTIES WERE ANNEXED IN. SAN JUAN MISSION WAS FOUNDED IN 1797 AND DESIGNATED AS A NATIONAL HISTORICAL LANDMARK BY THE U.S. DEPARTMENT OF INTERIOR ON APRIL 15, 1970 POPULATION (2005 stats.) . . . . . . . . . . . . . . . . . . . . . . . . . .

57,064

HOUSEHOLDS (2005 stats.) .. . . . . . . . . . . . . . . . . . . . . . . . .

18,014

SQUARE MILES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

1,396

ACRES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

893,440

CITY, COUNTY, STATE AND FEDERAL ACRES . . . . . . .

126,400

LAND CONSERVATION ACT (THE WILLIAMSON ACT) TOTAL ACRES UNDER THE ACT . . . . . . . . . . . . . . . 584,000 (INCLUDING NON-RENEWALS) ACRES UNDER NON-RENEWAL . . . . . . . . . . . . . . .

7,350

PERCENTAGE OF PRIVATELY OWNED LAND UNDER THE LAND CONSERVATION ACT . . . . . . . . . . . . . . . . 76% 2007 SECURED PARCEL COUNT . . . . . . . . . . . . . . . . . . . . . . 19,509 2007 UNSECURED PARCEL COUNT . . . . . . . . . . . . . . . . . . .

2,113

HISTORY OF COUNTY TAXABLE VALUE INCREASES – 1997/98

1998/99

1999/00

2000/01

2001/02

6.1%

9.0%

13.1%

12.9%

11.5%

2003/04 7.3%

2004/05 7.0%

2005/06 9.1%

5

2006/07 10.1%

2002/03 8.5% 2007/08 6.3%

ASSESSMENT HISTORY - (GROSS ASSESSMENTS BEFORE EXEMPTIONS CONVERTED TO TAXABLE VALUES)

SECURED

UNSECURED

UTILITY

TOTAL

1975-1976 356,000,000 32,000,000 32,800,000 420,800,000 _________________________________________________________________________ 1980-1981 560,400,000 33,200,000 50,800,000 644,400,000 _________________________________________________________________________ 1985-1986 908,700,000 58,200,000 86,700,000 1,053,600,000 _________________________________________________________________________ 1990-1991 1,743,100,000 74,000,000 102,600,000 1,919,700,000 _________________________________________________________________________ 1995-1996 2,358,500,000 104,400,000 97,100,000 2,560,000,000 _________________________________________________________________________ 2000-2001

3,666,000,000

169,000,000

92,800,000

3,927,800,000

_________________________________________________________________________ 2005-2006

5,605,300,000

198,400,000

91,400,000

5,895,100,000

2006-2007

6,180,300,000

208,500,000

93,600,000

6,482,400,000

2007-2008

6,573,600,000

216,000,000

98,000,000

6,887,600,000

Gross Assessment Before Exemptions $8 $7

VALUE (in billions)

$6 Unsecured

$5

Secured Totals

$4 $3 $2 $1 0 1975

1980

1985

1990

1995 Year

6

2000

2005

2007

NUMBER OF ASSESSMENT PARCELS IN COUNTY – LIEN DATE

SECURED

UNSECURED

TOTAL

3/1/75

10,176

1,046

11,222

3/1/80

10,792

1,101

11,893

3/1/85

12,413

1,661

14,074

3/1/90

14,511

2,285

16,796

3/1/95

16,045

2,286

18,331

1/1/00

18,864

2,871

21,735

1/1/05

19,431

2,224

21,655

1/1/06

19,465

2,201

21,666

1/1/07

19,509

2,113

21,622

Parcel Count 25,000

No. of Parcels

20,000 15,000

Unsecured Secured

10,000

Totals

5,000 0 1975

1980

1985

1990

1995

Year

7

2000

2005

2007

INCREASE IN ASSESSMENT PARCELS – Following is an analysis showing the distribution of growth in secured parcels over the last six assessment years. City Of Hollister

Year

County Of San Benito

City of San Juan Bautista

Oil/Gas & Mobilehomes

Total

1/1/01-12/31/01

2

16

<1>

1

18

1/1/02-12/31/02

42

17

39

6

104

1/1/03-12/31/03

<1>

4

0

<6>

<3>

1/1/04-12/31/04

12

9

<2>

0

19

1/1/05-12/31/05

5

29

0

0

34

1/1/06-12/31/06

17 77

9 84

9 45

9 10

44 216

LAND CONSERVATION ACT (WILLIAMSON ACT)- The Williamson Act is a statewide program enacted in San Benito County in 1968 in which the owner enters into a contract with the county to maintain the land in agricultural production. All contracts are for ten (10) years and automatically renew each year unless a Notice of Non-Renewal is filed. As our office is responsible for the assessment and administration of the Williamson Act, we continue to annually update the taxable values and respond to the ever increasing information inquiries by property owners, prospective property owners, real estate agents, etc. Over the last several years, our Williamson Act statistics have remained fairly constant-

TAX YEAR

NO. OF PARCELS

ACRES UNDER CONTRACT

ACRES IN NON-RENEWAL STATUS

ANNUAL STATE SUBVENTION

2003-04

2,285

584,800

5,600

$767,981

2004-05

2,284

584,900

6,000

$768,630

2005-06

2,284

584,600

6,100

$767,221

2006-07

2,291

584,600

7,200

$765,998

2007-08

2,283

584,000

7,350

-----

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SUPPLEMENTAL ASSESSMENTS- Proposition 13 requires reassessment of real property upon change of ownership or new construction that generates supplemental assessments creating tax bills which are ‘in addition to’ the annual property tax bill sent each year. Due to the volume and complexity of most supplemental assessments it may take many weeks to several months between the supplemental event and the mailing of the tax bills. Recent history in supplemental assessments reveal the following-

YEAR 1997-98

ROLL UNITS 2,415

TAXABLE VALUE 214,600,000

GROSS TAXES BILLED 1,546,000

1998-99

2,535

265,900,000

1,915,000

1999-00

2,719

322,500,000

2,172,000

2000-01

2,919

410,800,000

2,769,000

2001-02

2,403

394,100,000

2,735,000

2002-03

2,651

433,000,000

2,880,000

2003-04

2,014

305,717,000

2,223,000

2004-05

2,460

436,877,000

3,215,000

2005-06

2,437

634,445,000

4,659,000

2006-07

1,593

364,513,000

2,645,000

TRANSFER DOCUMENT RECORDINGS – One of the prime movers in our workload is the recorded documents that require us to transfer ownership and reappraise property due to a sale, estate closing, etc. Following is a history for the last 6 years -

YEAR

No. of Transfer Document Recordings

Average No. of Doc. Per Work Day

1/1/01-12/31/01

3,063

12.3

1/1/02-12/31/02

3,380

13.5

1/1/03-12/31/03

3,707

14.8

1/1/04-12/31/04

3,989

16.0

1/1/05-12/31/05

3,872

15.5

1/1/06-12/31/06

3,056

12.2

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